Do the conveyancing solicitors that you recommend handle auction conveyancing in Woburn Sands?
We know of a number of niche lawyers we can put you in touch with those conducting auction conveyancing. Woburn Sands is just one of the many areas of in which our lawyers are based.
Is there a reason why leasehold purchase conveyancing in Woburn Sands costs more?
In summary, leasehold conveyancing in Woburn Sands and elsewhere usually requires additional due diligence compared to freehold transactions. This includes lease investigation, corresponding with the landlord concerning serving appropriate notices, securing up-to-date service charge and management information, obtaining the freeholder’s consents and reviewing management accounts. The obligations on both the landlord and the tenant in the lease need to be studied by the buyer’s conveyancing team and read from beginning to end – no matter how many different owners have owned the lease since it was first granted.
The Woburn Sands conveyancing solicitors that I recently instructed on my purchase in Woburn Sands have without warning closed. I chose them because I needed a solicitor on the Leeds Building Society conveyancing panel and my preferred Woburn Sands lawyer was not. I paid them 275 plus VAT on account. What are my options?
Assuming that you have an Estate Agent in the equation then let them know straight away so that they can let the sellers know that there may be a slight delay due to reasons beyond your control. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Leeds Building Society conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers should be in a position to help.
I had a mortgage agreed in principle with Aldermore. Woburn Sands conveyancing lawyers have been appointed. How long does it take for Aldermore to send the offer to the conveyancing practitioner?
Some lenders take longer than others. Have Aldermore completed the survey? Have you advised Aldermore as to your lawyers' details and checked that your lawyers are on the Aldermore conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I have a mortgage with Virgin Money for my property in Woburn Sands. Conveyancing was finalised a year ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Virgin Money?
You must advise Virgin Money prior to letting out your property as this is likely to be a breach of Virgin Money’s mortgage conditions. It may be that Virgin Money will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Virgin Money directly. You need not do this via a Virgin Money conveyancing panel firm.
Having digested plenty of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Woburn Sands solicitor - who is on the Barclays conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Barclays will need an independent valuation of the property. Your lawyer will not arrange this. Usually Barclays will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancing practitioner will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Woburn Sands postcode. As you are getting a mortgage with Barclays, you could contact them to see if they have a list of approved surveyors in Woburn Sands.
Is it possible to swap solicitor as I have to choose a firm on the Halifax conveyancing list. I was using a family conveyancing solicitor in Woburn Sands five minutes from me but the firm is not approved by Halifax
We will our best to assist in finding you a conveyancing solicitor in Woburn Sands on the Halifax panel. Please note that the conveyancers that we on the directory do not pay us commission if you instruct them and are under regulation of the Solicitors Regulation Authority who regulate all conveyancing solicitors in Woburn Sands. In utilising search facility on this website, you can compare and instruct different solicitors and conveyancers both nationally and in Woburn Sands.